Landscape and Ecological Surveys of Key Sites Within the Adur District Report

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Landscape and ecological surveys of key sites within the Adur District Report

November 2012 Contents

1. Introduction 1.1 Study objectives 1.2 Environmental characteristics of the District 1.3 Methodology 1.3 Structure of this report

2. Context 2.1 Landscape context 2.2 Planning policy context

3 Landscape sensitivity 3.1 Local landscape character 3.2 Landscape sensitivity

4 Ecological assessment 4.1 Structure of the ecological assessment 4.2 Priorities for conservation

5 Indicative development principles 5.1 Potential allocation sites

6 Resulting impacts of potential development 6.1 Assessment of resulting landscape and ecological impacts 6.2 Other relevant considerations

Technical Annex A - Assessment of overall landscape sensitivity Technical Annex B - Detailed ecological assessments 1 Introduction 3

1.1 Study objectives 1.2 Environmental characteristics of the 1.3 Methodology Sheils Flynn and The Ecology Consultancy have been District The methodology developed for this study follows a commissioned to prepare landscape and ecological The north of the Adur District lies within the South four step process: assessments of greenfield sites in Adur District which Downs National Park (SDNP). However, since the • first - an assessment of the overall landscape have been identified as having the potential to provide creation of the National Park Authority, this area is sensitivity of the urban fringe landscapes within new housing and other development. outside the planning remit of Adur District Council. As the Lancing and Sompting Strategic Gaps, building The study will form part of the evidence base for the a result, the area covered by the Adur Local Plan, and on the assessment carried out as part of the 2006 emerging new Local Plan of the District. As part of the which forms the context for this study, is that of the Urban Fringe Study; production of this plan, Adur District Council needs area of Adur which lies outside the SDNP • second - an assessment of the ecological value of to identify a number of new housing and development Outside the National Park, there are two main areas the areas within the six potential allocation sites; sites within the District to help meet objectively of countryside within the district. These are referred assessed demand. to (in the 1996 Local Plan and thereafter) as Strategic • third - development of indicative development principles for each of the six potential allocations An Urban Fringe Study1 prepared in 2006, advised Gaps. They are illustrated on Figure 2 and separate the sites, taking account of the findings of steps 1 and the Council on where residential and employment towns of Lancing/Sompting and Worthing (‘Sompting 2; and development could take place outside the existing Gap’) and Shoreham and Lancing (‘Lancing Gap’) urban area while minimising landscape impacts and the respectively, thus helping to protect the individual • fourth - concluding assessment of the landscape current study builds on this earlier work. It investigates identity of the different settlements within the district. and ecological impacts of development on the six the potential landscape and biodiversity issues and The potential allocation sites that are being investigated potential allocation sites (based on an assumption impacts that could arise as a result of development as part of this study are shown on Figure 1. They are of development in accordance with the indicative on six sites which are being considered as potential on the edges of the Strategic Gaps and, with the development principles set out in step 3). strategic allocations. assistance of this study, the Council aims to strike This landscape and ecological survey will inform the best possible balance between providing new development to meet the needs of the District, while 1.3.1 Overall landscape sensitivity assessment decisions on site allocations in the emerging Adur Local of landscapes in the strategic gaps Plan. The focus of the study is greenfield sites. Although at the same time maintaining the landscape character a number of brownfield sites have been identified for and individual identity of settlements. The study area is The initial overall landscape sensitivity assessment development in the emerging Local Plan, the landscape the landscape which forms the context for these sites - covers all the landscapes within the study area and ecological value of these sites will be assessed at a ie the Strategic Gaps of Lancing and Sompting, outside (landscapes within the strategic gaps and outside later stage and not as part of this study. the National Park. Note that the Strategic Gaps are the SDNP) and is presented in Technical Annex A - referred to as ‘Local Green Gaps’ in the emerging Adur Assessment of overall landscape sensitivity. It follows the Local Plan. methodology set out in the Topic Paper on techniques 1 Urban Fringe Study, Adur District Council (Baker for judging overall landscape capacity and sensitivity Associates and Enderby Associates), December 2006 4

Potential strategic site allocations New Monk’s Farm, Lancing Land to NW of Hasler Estate, Lancing Land to NE of Hasler Estate, Lancing Adur District boundary Sompting North Study Area boundary Sompting Fringe Principal road Shoreham Airport

Figure 1 - Study area location with potential strategic site allocations 5

Adur District boundary Principal roads SDNP boundary Extensive areas of woodland Watercourses and open water Open access land Industrial/employment areas (Adur Local Plan 1996) Adur District Strategic Gaps (Adur Local Plan 1996) Public Open Space (Adur Open Space, Sport & Recreation Study, 2005) Conservation Areas (Adur Local Plan 1996)

Worthing Borough ‘Areas of Change’ (Core Strategy 2011)

Figure 2 - Landscape planning policy 6

prepared by the former Countryside Agency (now 1.3.3 Indicative development principles for 1.4 Structure of this report Natural England)2 and considers strength of landscape the six potential allocation sites The remainder of this report is structured as follows: character and the condition of local landscapes, in Drawing on the findings of the overall landscape conjunction with their visibility and the number of • Section 2 - Context for the study in terms of sensitivity assessment (step 1) and the ecological people experiencing selected key views in the Lancing the environmental character of the site and the assessment (step 2) the third step of the methodology and Sompting Strategic Gaps. key planning policies that are relevant to the study is to develop indicative development principles for 1.3.2 Ecological assessment of the six potential each of the six potential allocation sites. • Section 3 - Landscape assessment - summarises the findings of the detailed assessment allocation sites The process includes (for each site): of overall landscape sensitivity in Technical Focusing now on the six potential allocation sites, • plans and notes to describe the opportunities Annex A to provide an analysis of the character, the method for the ecological assessment follows and constraints for development in relation to distinctiveness, robustness and condition of local that recommended by the Joint Nature Conservation landscape issues and ecological issues; and landscapes throughout the strategic gaps, along Committee (2010). It includes survey and description with an assessment of their visibility in relation to of the principal habitat types present, as well as an • an indicative development principles drawing, key selected views (from sensitive viewpoints) assessment of any Biodiversity Action Plan (BAP) which shows how the site might be developed habitats and (as far as possible given the time of year to minimise landscape and ecological impacts and • Section 4 - Ecological assessment - summarises of the survey) a listing of higher plants and provision enhance the character and quality of the interface the findings of the detailed assessment of the of target notes on features of special value or interest. between built edge and landscape on the edge of ecological value of the six potential site allocations the strategic gaps. in Technical Annex B. The survey also incorporates a preliminary scoping assessment of whether habitats present on and 1.3.4 Impacts of development on the landscape • Section 5 - Indicative development principles adjacent to the sites support (or have potential to and ecology of the six potential allocation sites - opportunities and constraints and indicative support) any BAP, protected, rare or notable species The final part of the study assesses the resulting development principles drawings for each of the such as great crested newts, bats, reptiles, dormice, impacts of the indicative development proposals on six potential site allocations water voles, otters, white clawed crayfish and breeding the landscape and ecology of the strategic gaps. This • Section 6 - Assessment of the potential birds. The need for any further surveys of these groups assessment assumes that the development complies resulting impacts of development on the is identified. with the indicative development principles suggested in landscape and biodiversity of the potential allocation step 3 ie that a reasonable level of mitigation is in place. sites, assuming that proposals for mitigation (as per the suggested indicative development principles) are in place.

2 Landscape Character Assessment Series: Topic Paper 6 - Techniques & criteria for judging capacity & sensitivity, The Countryside Agency & Scottish Natural Heritage 2 Context 7

2.1 Landscape context Adur Valley, Widewater Lagoon, Shoreham Beach and they often have poor pedestrian and cycle access. and Mill Hill. Adur District forms part of the coastal plain of West Key destinations are; There are Local Nature Reserves at Mill Hill, Lancing Sussex. The land is dominated by the South Downs • Lancing College Chapel, which is open to the public; to the north and the sea to the south. The elevated Ring, the Widewater Lagoon and Shoreham Beach. • Cissbury Ring, an Iron Age Hillfort and Scheduled rolling landscapes of the chalk downlands to the north Figure 5 highlights public access and cultural destinations Ancient Monument which lies (mostly) outside of the district are included within the South Downs throughout the study area. The A27 broadly separates Adur District, but which is an important focus for National Park. Outside the National Park, the principal the sweeping farmland of the South Downs from the local walks and views; coastal settlements are the historic port of Shoreham built development to the south, but the visual, cultural and the extensive settlements of Southwick to the and physical links between the Downs and the urban • open access land on the Downs at Lancing Ring east and Lancing and Sompting to the west, which have areas on the coastal plain are important. The Downs and Mill Hill, where small car parks encourage developed during the post war period on land that form the backdrop to views from residential areas access for walking; was predominantly used for market gardening (serving throughout Shoreham, Lancing and Sompting and the markets in Covent Garden and Brighton). • beaches at Lancing, Widewater Lagoon and dramatic Gothic chapel at Lancing College is a striking Shoreham; The topography of the district is shown on Figure 3. landmark, marking the flank of the Adur Valley as it cuts Its defining landscape features are the South Downs through the Downs. • Brooklands Pleasure Park; and to the north, the sea to the south and the dramatic Local residents and visitors can access the Downs via • Shoreham Airport, the oldest airport in the UK, valley of the River Adur, which cuts through the chalk a series of public rights of way, many of them historic which has a Grade 11* listed (1930s) terminal downlands, curving across the coastal plain to meet the tracks, which lead from the urban areas up to the Iron building and which is used by privately owned light sea at Shoreham. Age Fort of Cissbury Ring, the chalk downlands at aeroplanes, flying schools, and for light aircraft and The coastal plain is underlain by a mix of clay, silt and sand. Lancing Ring and Mill Hill and link along the Downs helicopter maintenance and sales. Land alongside the Adur estuary has been reclaimed between these popular sites. The Downs Link, a through a series of historic flood embankments. promoted long distance footpath, leads from the Old Shoreham Bridge (pedestrian bridge over the River 2.2 Planning policy context Figure 4 shows the important designations covering Adur) along the Adur Valley to link with the South natural areas within the study area. In addition to the 2.2.1 National planning policy context Downs Way. South Downs National Park, these are: The strategic policy context is provided by the National National Cycle Route 2 is an important coastal route, Planning Policy Framework (NPPF)3, March 2012, which • The Adur Estuary Site of Special Scientific Interest connecting the towns along the coast and Regional is a strategic document that seeks to encourage high (SSSI) which is important for its combination of Cycle Route 79 follow the Adur Valley, connecting quality, sustainable development. Paragraph 14 states mudflats, saltmarsh, reedbeds and embankments; Horsham with the south coast at Shoreham. that Local Plan should meet objectively assessed needs, • Sites of Nature Conservation importance at The railway forms a barrier to north-south movement Lancing Ring, Lower Cokeham Reedbed, the River throughout the study area; existing bridges are limited 3 National Planning Policy Framework, March 2012 8

Adur District boundary Principal road Public rights of way SDNP Boundary Extensive areas of woodland Watercourses and open water Open access land

Fluvial flood zones 2 and 3

Contours 0-20m Contours 20-40m Contours 40-60m Contours 60-80m Contours 80-100m Contours 100-120m Contours 120-140m Contours 140-160m Contours 160-180m

Figure 3 - Topography and drainage 9

Adur District boundary Principal road Public rights of way SDNP Boundary Extensive areas of woodland Watercourses and open water Open access land

Local Nature Reserves SSSIs SNCIs Ancient woodland

Figure 4 - Statutory designations covering the natural environment 10

Adur District boundary Principal road SDNP Boundary Extensive areas of woodland Watercourses and open water Open access land Industrial/employment land Public rights of way National cycle route Regional cycle route Public greenspace (from Adur Open Space, Sport & Recreation Study, 2005) Listed Building Key destination Scheduled Ancient Monument

Figure 5 - Access and destinations 11

with sufficient flexibility to adapt to rapid change. Within the Core Planning Principles (paragraph 17), there is an emphasis on a creative approach to the planning system which engages local people, encourages high quality design, takes account of the different roles and character of different areas and which conserves and enhances the natural environment. The final two core planning principles set out objectives for green infrastructure (GI) planning, which should: • actively manage patterns of growth to make the fullest possible use of public transport, walking and cycling, and focus significant development in locations which are or can be made sustainable; and • take account of and support local strategies to improve health, social and cultural wellbeing for all, and deliver sufficient community and cultural facilities and services to meet local needs. More detail is provided throughout the document on how these core planning principles should be implemented, but the planning context for this study is provided by the need to balance the objectives of conserving and enhancing the natural environment with promoting sustainable development to meet objectively assessed local need. 2.2.2 Regional planning policy context Regional Spatial Strategy remains in force in the form of The South East Plan4, although the Government intends to revoke these regional level planning frameworks

4 The South East Plan, Regional Spatial Strategy for the South East of England, May 2009

Spectacular views from public footpaths on the Downs above Lancing - near Lancing Ring 12

in due course. The South East Plan promotes a co- to target positive management on areas where urban relatively small area available. The Council aims to ordinated approach to managing change within the region’s extensions are planned including engaging local retain the principle of the Strategic Gaps as they key settlements and their hinterlands (p4). There is an communities and landowners to ensure early consideration are considered to be part of the character of the emphasis on respecting and enhancing the character is given to landscape and biodiversity enhancement, District. This study provides part of the evidence and distinctiveness of settlements and landscapes woodland management, recreation provision and access base to assist the judgements which must be made in throughout the region and on creating a high quality routes. Referencing national guidance on managing the striking an appropriate balance between providing the built environment which promotes a sense of place rural-urban fringe5, it identifies its ten key functions, new development to meet the needs of the district (Policy CC6). which include providing a bridge to the countryside, while maintaining and enhancing the local landscape Policy CC8 - Green Infrastructure, requires local authorities a gateway to the town, a classroom, a health centre, character and the individual identity of settlements. and partners to work together to plan, provide and manage a productive landscape, a cultural legacy, a place for connected and substantial networks of accessible multi- sustainable living and a nature reserve. functional green space, including existing and new GI. 2.2.3 Local planning policy context These GI networks need to be planned and managed to The district has a shortage of developable land and the deliver the widest range of linked environmental and social remaining areas of undeveloped land outside the SDNP benefits, including conserving and enhancing biodiversity (the Lancing Gap and the Sompting Gap) are protected as well as landscape, recreation, water management, social by the Strategic Gap policy (AC4) in the adopted local and cultural benefits to underpin individual and community plan6, which has a presumption against development. health and ‘well being’. They will be created and managed The policy aims to prevent coalescence of the as a framework of greenspaces and other natural features settlements and to retain their separate identities that will boost the sustainable development of settlements and amenities. Only in ‘compelling’ circumstances, will and increase the environmental capacity of the locality and development be permitted and in relation to uses region as a whole, helping communities to be more resilient such as agriculture and forestry or to meet a demand to the effects of climate change. for recreation. the Local Plan policy also states that This emphasis on the integrated delivery and opportunities will be sought to conserve and enhance management of strategic GI networks (in national the value of the Strategic Gaps as open countryside. and regional planning policy) underpins this study and Adur District Council is currently preparing a new endorses the emphasis on GI within the indicative Local Plan and is exploring all available options to development principles for each of the potential meet the local demand for development within the allocated sites (Section 5).

Policy C5 of The South East Plan is also particularly 5 The Countryside in and around Towns, Groundwork relevant because it focuses on management of the and the Countryside Agency, 2005 rural-urban fringe. Local authorities are encouraged 6 Adur District Local Plan, Adopted April 2006 3 Landscape sensitivity 13

The assessment of the overall landscape sensitivity of character areas (without reference to any specific • contribution to landscape setting (of the the urban fringe landscapes within the study area is change or type of development) should take account settlements surrounding the strategic gaps). provided in Technical Annex A. It considers the relative of two aspects: It is interesting to note that none of the landscape sensitivity of local landscape character areas and views • landscape character sensitivity - the character areas within the study area are assessed in the Lancing and Sompting Strategic Gaps. degree to which the landscape is robust and able to as having high landscape character sensitivity. This is This section of the main report summarises the accommodate change without adverse impacts on its because they are generally in a degraded condition and findings of this detailed assessment, which builds on character; and the distinctive character of local landscapes is eroded the assessment carried out as part of the 2006 Urban by the influence of adjacent urban areas and transport • visual sensitivity - the general visibility of Fringe Study. infrastructure. Nevertheless, areas with relatively high the landscape and its ability to accommodate change landscape character sensitivity are the reedbeds at without adverse impacts on character. Lower Cokeham Fen, land in the vicinity of Sompting 3.1 Local landscape character areas This objective analysis in sections A2 and A3 of Village, Shoreham Airport (where the highly functional Technical Annex A provides an assessment of the landscape is well maintained) and New Salt’s Farm, Figure 6 shows the Local Landscape Character Areas landscape character sensitivity and visual sensitivity of where local landscape character is degraded, but areas (LCAs) identified in the Urban Fringe Study, plus an the landscape character areas within the Sompting and of pasture retain remnants of the historic patterns of additional area to the south of Mill Hill which was not Lancing Gaps. flood embankments. included within the Urban Fringe Study but which is within the Lancing Strategic Gap. While the Urban The scores for landscape character sensitivity and Figure 7 also shows a broad-brush assessment of Fringe Study provided a good starting point, it is visual sensitivity are combined to give a score for the quality of the interface between built edges and not considered to be sufficiently detailed to provide overall landscape sensitivity. adjacent landscapes on the fringes of the strategic gaps, the basis for an assessment of landscape character 3.2.1 Landscape character sensitivity highlighting areas where the existing interface is poor sensitivity and the analysis in Technical Annex A builds quality, with scope for enhancement. Figure 7 shows the result of the assessment of landscape on the information in the Urban Fringe Study, providing 3.2.2 Visual sensitivity additional layers of information to complete this character sensitivity for the local landscape character task in accordance with the methodology set out in areas within the study area. Figure 8 shows the result of the equivalent assessment Natural England’s Topic Paper (see explanation of the It shows the balance between of visual sensitivity for the local landscape character methodology for this study in Section 1.3). areas within the study area. • strength of landscape character and its vulnerability to change The assessment of visual sensitivity is based on the general visibility of the landscape, the number and type 3.2 Landscape sensitivity • landscape quality and condition - the physical state of viewers and the potential scope to mitigate the of the landscape and its ‘intactness’. It reflects The Topic Paper concluded that judgements about visual effects of any change that might take place. the state of repair of the individual features and the overall landscape sensitivity of different landscape elements which make up local landscape character A separate assessment of the visibility of the landscape 14

Adur District boundary Principal road Watercourses and open water Open access land Extensive areas of woodland Local landscape character areas See Figures A2 and A3 in Technical Annex A for more detail.

LCA 9 LCA 4 Sompting Gap LCAs

LCA 7 1 - Loose Lane Fields 2 - Lower Cokeham Fen LCA 2 3 - NW Sompting Fringe LCA 3 LCA 6 LCA 3 4 - Sompting Village Pastures LANCING GAP LCA 1 5 - Broadwater Fringe LCA 5 LCA 4 LCA 5 6 - Sompting Village LCA 6 7 - Sompting Downs LCA 1 LCA 7 LCA 8 SOMPTING GAP Lancing Gap LCAs 1 - New Monk’s Farm LCA 2 2 - Saltworks 3 - Shoreham Airport 4 - NE Adur Fringe 5 - SW Adur Fringe 6 - New Salts Farm 7 - Hasler Fringe 8 - Old Salts Farm Fringe 9 - Mill Hill Slopes

Figure 6 - Local Landscape Character Areas: study area 15

© Crown Copyright and database right (2012). Ordnance Survey 1000024321 and 100018824 Adur District boundary Principal road Public rights of way Watercourses and open water Open access land Extensive areas of woodland Local landscape character areas Landscape character sensitivity High Medium-high Medium Medium-low Low Urban/landscape interface on edge of Strategic Gap Positive interface Figure 7 - Landscape Character Sensitivity Poor quality interface Local landmark

© Crown Copyright and database right (2012). Ordnance Survey 1000024321 and 100018824 Adur District boundary Principal road Public rights of way Watercourses and open water Open access land Extensive areas of woodland Local landscape character areas Visual sensitivity High Medium-high Medium Medium-low Low Views from adjacent residential areas Open view Figure 8 - Visual sensitivity Partial view 16

Figure 9 - Overall landscape sensitivity 17

Adur District boundary is provided in Section A3 of Technical Annex A. It takes The assessment of overall landscape sensitivity is Principal road account of key views, which have been selected because summarised in Figure 9. The Shoreham Airport and Watercourses and open water they are likely to be used by relatively high sensitivity Mill Hill Slopes LCAs are assessed as having the highest Open access land receptors. There is an emphasis on demonstrating how overall landscape sensitivity in the study area, with Extensive areas of woodland the landscapes of these two strategic gaps are perceived the LCAs of Lower Cokeham Fen, Loose Lane Fields Local landscape character areas from the protected landscapes of the National Park, and Sompting Village (all in the Sompting Gap) having Overall landscape sensitivity on viewpoints which provide the clearest views of medium-high overall landscape sensitivity. Areas with the landscapes of the strategic gaps and views which the lowest scores are New Monk’s Farm, NE Adur High Medium-high provide evidence to demonstrate the contribution Fringe, SW Adur Fringe, Old Salts Farm Fringe and Medium different areas make to the integrity of the strategic New Salts Farm. gaps and, in turn, to the landscape settings of Lancing Medium-low Together with the detailed ecological assessment and Sompting within Adur District. Low (in Section 4) this assessment provides the starting Figure 8 shows that two local landscape character point for the detailed analysis of opportunities and areas - Loose Lane Fields (in the Sompting Gap) and constraints for development of the specific potential Shoreham Airport (in the Lancing Gap) are assessed as allocation sites in Section 5. having high visual sensitivity. This is because they are highly visible in sensitive views from recreational routes and areas (often within the SDNP) and because they are open landscapes, with little scope to mitigate visual impacts without damage to the inherent landscape character. Figure 8 also shows the extent to which existing residential properties on the fringes of the strategic gaps have views into the open landscapes of the gaps. 3.2.3 Overall landscape sensitivity The detailed evidence of landscape character sensitivity and visual sensitivity, including the analysis of visibility from key sensitive viewpoints, is used to inform the indicative development principles for each of the potential allocation sites in section 5. 4 Ecological assessment 18

4.1 Structure of the ecological mitigating for any impacts on any important protected species. This includes those protected assessment ecological features at a national level, such as breeding birds, badgers, widespread species of reptile, water vole and in some Working in conjunction with Sheils Flynn, a GI appraisal cases invertebrates, as well as those protected at a An assessment of the ecological value of each of the was carried out for the site, by reviewing the following European level, such as bats and great crested newts. potential allocation sites has been carried out by The features, which are present either on-site or in the Ecology Consultancy. These are provided as stand- adjacent landscape: A range of Sussex and UK Biodiversity Action Plan alone ecology reports in Technical Annex B of this (BAP) priority habitats and species are present, • Core Areas which are defined as zones within report. A brief summary of the main ecological issues or have the potential to be present, across the the site with either high quality habitat, a diversity affecting each site is included in Section 5 of this report, potential allocation sites. Examples of habitats include of habitats, potential to support a diversity of but the stand-alone ecology reports should be referred hedgerows, ponds /standing water, arable field margins, species groups and/or protected species; to for a detailed assessment. lowland mixed deciduous woodland, wet woodland, Each stand-alone ecology report includes the following: • Water bodies and the local hydrological lowland meadows, reed beds, coastal and floodplain catchment; grazing marsh and rivers/streams. Examples of BAP • Collation of existing desk study data for the species include: birds such as house sparrow, bats such surrounding area • Existing green and blue corridors including hedgerows, lines of scattered trees/scrub, as soprano pipistrelle, amphibians such as great crested • Description of current ecological baseline woodland belts, road verges, running water and newt and common toad, widespread species of reptile conditions based on a Preliminary Ecological associated riparian habitat etc.; and such as common lizard and slow worm, mammals such Appraisal (PEA) as water vole and hedgehog and invertebrates such as • Public Rights of Way (PROW) including footpaths, stag beetle. • Assessment of the potential presence of cycle routes and bridleways. protected species on the site or its immediate BAP habitats/species are not necessarily rare but under vicinity based on the results of the PEA and the This information has been used to produce Ecological National Planning Policy Framework (NPPF) 2012 and data search. Opportunities and Constraints Maps for each potential the Natural Environment and Rural Communities allocation site. These drawings show priorities for the (NERC) Act 2006 are all of principal importance for • Evaluation of the relative nature conservation conservation and enhancement of on-site ecological biodiversity and are of material consideration in the importance of the site in accordance with features and wider ecological networks and assist in planning process. guidance issued by the Institute of Ecology and forming indicative GI and development principals for Environmental Management (2006) the site (see Section 5). Depending upon the significance of anticipated environmental effects, as influenced by, inter alia, • Map produced in a GIS environment showing the nature, size and location of individual future main habitat types present 4.2 Priorities for conservation development projects within each of the potential • Recommendations for any further survey allocation sites, it may be necessary to seek a All of the potential allocation sites either support formal screening opinion concerning the need for • Recommendations for conserving and/or or have the potential to support a range of legally 19

Environmental Impact Assessment (EIA) under The Town and Country Planning Regulations 1999. Based on the assumption that suitable habitat will be lost or degraded, further surveys for wintering bird, breeding birds, badgers, reptiles, water vole, hedgerows, great crested newts, bats, invertebrates and arable, aquatic and invasive plant species have been recommended for specific sites. There is however, potential to avoid and/or limit impacts through habitat retention and mitigation. The final approach to surveys will need to be based on the consideration of detailed proposals for each of the sites, though in all cases published best practice should be followed with regard to survey methodology. Details of recommended further surveys, mitigation, compensation and enhancement for each potential allocation sites are provided in the stand-alone ecology reports in Technical Annex B of this report and should be read in conjunction with this chapter.

Existing wetland habitats to the NW of the Hasler Estate, Lancing 5 Indicative development principles 20

5.1 Potential allocation sites the edges of the local viewshed from each site, together with the location of local landmarks and This section explores the opportunities and constraints key visual connections to and from the site for development at each of the potential allocation sites and provides a set of indicative development • opportunities and constraints for ecological principles that takes account of the findings of the issues - based on the evidence provided by the wider landscape sensitivity assessment and detailed habitat surveys, these drawings show priorities for ecological assessments for each site. the conservation and enhancement of ecological habitats and the key ecological networks through Figure 10 shows the boundaries of the six potential each site, allocation sites overlaid on the overall landscape sensitivity assessment. The potential allocation sites • surface water flooding maps to show areas of are: poorly drained land. Note that relevant issues of flooding and drainage are analysed in detail in the • Sompting North - north west of built up area district’s strategic flood risk assessment.7 • Sompting Fringe - west of built up area • historic maps (where relevant) to show historic • New Monk’s Farm, Lancing landscape patterns which can provide inspiration • Land at Old Salts Farm NW of Hasler Estate, for the layout of new development Lancing • an indicative layout for development on • Land off New Salts Farm Road, NE of Hasler Estate, the site, which takes account of the findings of Lancing landscape and ecological assessments. This is not the only option for development, but it suggests • Shoreham Airport (employment uses). a balance between sustainable development The opportunities and constraints for development and green infrastructure that accords with best differ from one site to the next, but there is a common practice. The aim is to maximise opportunities for structure to this section of the report, with the notes development while taking account of the identified and plans for each site covering: opportunities and constraints. • opportunities and constraints for landscape Note that the viewpoint map, showing the location of and visual issues - the baseline evidence from the specific views (eg viewpoint 9) can be found on page 25 landscape character sensitivity and visual sensitivity of Technical Annex A (Figure A6). assessments, incorporating (where relevant) the location of hedgerows/lines of trees which define 7 Strategic Flood Risk Assessment Update - Adur and Worthing Districts, JBA, 2011 21

Adur District boundary Principal road Watercourses and open water Open access land Extensive areas of woodland Local landscape character areas Overall landscape sensitivity High Medium-high Medium Medium-low Low 6 1 3 Potential strategic site allocations 1 Sompting North 2 Sompting Fringe 5 2 3 New Monk’s Farm 4 4 Land at Old Salts Farm 5 Land off New Salts Farm Road 6 Shoreham Airport

Figure 10 - Overall landscape sensitivity, with potential allocation sites 22

Sompting North Google licence - JCPMB8T1Z8S2M11

The Sompting North site is farmland on the north west fringes of Sompting to the west of Dankton Lane and to the south of the A27. A public footpath crosses the fields leading (as the 1879 OS map shows) to Sompting Abbotts, but this historic route has been truncated by the A27. Malthouse Meadows, a public open space on the site of a former nursery which is partially enclosed by a flint stone wall, forms the south west boundary of the site. The gardens of houses off Malthouse Close form the boundary to the south and a line of mature trees forms the boundary to the east, along Dankton Lane. Landscape and visual issues The distinctive spire of the Church of St Mary’s, Sompting (a Grade 1 listed building which dates from the Saxon period) and the roof-line of Sompting Abbotts School (Grade II listed building) are local landmarks which rise above the trees in views towards the Downs from the site. The landscape setting of the Conservation Area for the village of Sompting is defined by groups of mature trees, seen across open pastures. The walled public open space at Malthouse Meadows is generally perceived to be part of West Sompting rather than the Sompting Conservation Figure 11a - Sompting North - Aerial view Area, with the paddocks between the two settlements (along West Street) providing essential spatial separation. © Crown copyright. All Rights Reserved, 40013084 The visibility analysis (from selected sensitive viewpoints) shows that only the south east corner of the site is visible (from Viewpoint 4 - see p29, Technical Annex); the site is assessed as having medium overall landscape sensitivity and is generally shielded from views from the SDNP by the landform on the lower slopes of the Downs. The A27 is noisy and traffic can be glimpsed from parts of the site and the line of pylons along the eastern edge of the site is also visually intrusive. The lighting columns along the road are visible from the site, marking its alignment. Ecological issues The site is dominated by improved grassland which generally has low ecological value. The most important biodiversity habitats are along the boundaries of the site and within the adjacent Malthouse Meadow, which is managed as a wildlife conservation area by Adur District Council and Sompting Parish Council. Figure 11d shows two areas of planted woodland, which should be retained and connected as part of an ecological network of habitats linking through the site

Figure 11b - 1879 OS Map (1:10,560) 23

St Marys Church, Sompting Sompting Abbotts School

View north west towards housing on the edge of Sompting and the Downs beyond

Pylons along Dankton Lane, to the east of the site 24

SDNP boundary © Crown Copyright and database right (2012). Ordnance Survey 1000024321 and 100018824 Adur District boundary Sompting North site boundary Principal road Titch Hill Public right of way Sompting Abbotts Watercourses and open water School Existing public greenspace Conservation Area Listed Building St Marys, Sompting Churchyard Dankton Lane Landscape character areas (Sompting Gap) 1. Loose Lane Fields 2. Lower Cokeham Fen 3. NW Sompting Fringe 4. Sompting Village Pastures A27 Sompting 5. Broadwater Fringe 6. Sompting Village Malthouse 7. Sompting Downs Meadow

Key visual connection Sompting Village Existing vegetation defining edges of local viewshed Sompting Recreation Local landmark (landscape) Ground Local landmark (building/structure) Poor quality urban edge Visually intrusive element Sompting Village Primary School

Figure 11c - Sompting North: Opportunities and constraints - landscape and visual issues

0 50 100 200 25

Adur District boundary © Crown Copyright and database right (2012). Ordnance Survey 1000024321 and 100018824 Sompting North site boundary Retain and enhance north- Principal road south GI routes, connecting urban fringe with SDNP Public right of way Titch Hill Watercourses and open water Existing public greenspace

Ecological designations Local Nature Reserve St Marys, Sompting Dankton Lane SSSI SNCI

Ecological network links

Core habitat Sompting A27 Malthouse Meadow Recommended further surveys Wildlife Conservation Area • Reptile

• Badger Sompting Village • Great Crested Newt Sompting Recreation • Breeding bird Ground • Bat

Sompting Village Primary School

Figure 11d - Sompting North: Opportunities and constraints - ecological issues

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Sompting North - indicative development principles © Crown Copyright and database right (2012). Ordnance Survey 1000024321 and 100018824

Figure 11f shows indicative development principles for the Sompting North site. Green infrastructure principles • The public right of way across the centre of the site provides an opportunity for a linear greenspace corridor aligned to provide views to Sompting Church. In the centre of the site, the kink in the alignment of this space shifts the angle of view towards the secondary landmark of Sompting Abbotts School, but the distinctive spire of the Saxon church would still be visible above the buildings to the west. • The core biodiversity woodland habitats along the western boundary of the site are retained and buffered. It is important to connect these habitats to the existing adjacent managed wildlife conservation site of Malthouse Figure 11e - Surface Water Flooding Meadows. Sompting North site • Built development should be set back from the existing pylons so there will be an open space along the eastern Surface water flooding in 30 yrs Surface water flooding in 200 yrs boundary of the site. This provides an opportunity for enhanced hedgerow and tree cover along Dankton Lane Historic surface water flooding and a distinctive vehicular entrance, with an opening ‘punched’ through this linear feature. Historic sewer flooding point • The route of the existing footpath is severed by the A27 and the development may provide an opportunity to create a new circular route, which connects to Sompting Village. Within the site, there may be scope to create a new pedestrian entrance to Malthouse Meadows in the north-east corner of this public open space, increasing opportunities for circular walks. Development principles • A straight north-south built edge along the western boundary of the site would continue the alignment of the existing Malthouse Meadow wall, but this could seem unduly stark and intrusive on the edge of the strategically important and narrow part of the Sompting Gap. It would be preferable to set the housing edge back so that there is a softer, indented built/landscape interface. • A visual and acoustic screen along the A27 could take the form of a planted bund, with planting extending along the eastern boundary to reinforce the existing tree belt along Dankton Lane • The site is not at risk from any fluvial flooding, but the surface water flooding map shows that the lowest part of the site (the south east corner) is likely to be susceptible to surface water flooding. 27

Adur District boundary Google licence - JCPMB8T1Z8S2M11 Sompting North site boundary Grounds of Sompting Principal road Abbotts School Public right of way

Watercourses and open water Dankton Lane Potential development areas Built frontages New public greenspace Vehicular access Pedestrian/cycle access New tree and hedgerow planting A27 Existing vegetation retained within site boundary

Sompting

Malthouse Meadow

Sompting Recreation Ground

Figure 11f - Sompting North: Indicative development principles © Crown Copyright and database right (2012). Ordnance Survey 100024321 & 100018824

North Lancing A27 28

Sompting Fringe Google licence - JCPMB8T1Z8S2M11

The Sompting Fringe site is an area of arable farmland on the southern edge of West Sompting, accessed via Loose Lane. The site wraps around the existing housing and has the potential to enhance the existing poor quality interface between housing and the arable farmland on this north east fringe of the Sompting Gap. The 1879 OS map shows that Loose Lane is an historic track, which crossed an exceptionally open area of farmland (with no formal enclosure) during the 19th century. The small scale, more irregular field pattern to the south of the village of Sompting and along the southern fringe of the Gap persists (in part) today. The Hamble Recreation Ground and 5

2 skatepark adjoins the north east corner of the site. A

Landscape and visual issues Worthing This is an exceptionally open arable landscape with an expansive scale and long views. It is assessed as having high visual sensitivity and medium-high overall landscape sensitivity. Looking due south from the edge of the existing built up area, the two isolated clumps of trees along Loose Lane are local landmarks and these tree clumps are also prominent in longer views to the Sompting Gap from the SDNP. The landscape setting of the Conservation Area Figure 12a - Sompting Fringe - Aerial view for the village of Sompting is defined by hedgerows/ groups of trees to the north west of the open arable farmland. © Crown copyright. All Rights Reserved, 40013084South Lancing There are long views from the site across the Gap and to the Downs to the north. The visibility analysis (from selected sensitive viewpoints) in Technical Annex A shows that the site is visible in views from Cissbury Ring (Viewpoint 1), Hill Barn Golf Course (Viewpoint 2), The Nore (Viewpoint 4) and Steep Down (Viewpoint 5). See Figure A6 on p25 Technical Annex A for the location of these viewpoints. The existing housing (and to some extent the shielding effect of the landform on the lower slopes of the Downs) screens parts of the site adjacent to the existing houses, but the central and southern part of the site is visible. Analysis of the views from these sensitive viewpoints has informed the layout of the indicative development principles plan (p.33). The line of pylons along the eastern edge of the site is visually intrusive in local views, but is not generally prominentM in longer views across the Sompting Gap. 0 125 250 500 °

Ecological issues Adur District Boundary Adur District Council The majority of the site is arable farmland of low biodiversity value,Projec talthoughSite Boundarie sarable field margins are a UK BAP habitat and two nationally scarce arable weeds are present along Loose Lane. The most important biodiversity The Ecology Consultancy habitats are on the eastern margins of the site, where a series of horse grazed paddocks adjoin the Lower Cokeham Landscape and Ecological Surveys Reedbed and Ditches SNCI and a series of valuable interconnected wetland habitats that link to the Teville Stream of Key Sites within the Adur District system to the south. Figure 12d shows this valuable ecological corridor, which should be retained and managed as Figure 12b - 1879 OS Map (1:10,560) Template D1 - Lancing Gap - Aerial view part of a network of habitats linking through the site along the eastern fringes of the Sompting Gap. 29

Sompting Strategic Gap

Sompting Fringe site

View from Cissbury Ring (View 1 - Technical Annex A) View north from Loose Lane towards housing on the edge of Sompting and the Downs beyond

Tree clumps on Loose Lane 30

SDNP boundary Malthouse Meadow Adur District boundary A27 Sompting Fringe site boundary Principal road Sompting Village Public right of way Sompting Recreation Watercourses and open water Ground Existing public greenspace Sompting Conservation Area Listed Building

Landscape character areas (Sompting Gap) Sompting Village Primary School 1. Loose Lane Fields 2. Lower Cokeham Fen 3. NW Sompting Fringe 4. Sompting Village Pastures 5. Broadwater Fringe Hamble Recreation Ground

6. Sompting Village Loose Lane 7. Sompting Downs

Key visual connection East Worthing Existing vegetation defining edges of local viewshed Local landmark (landscape) Local landmark (building/structure) Poor quality urban edge Visually intrusive element Lower Cokeham

Figure 12c - Sompting Fringe: Opportunities and constraints - landscape and visual issues 31

Adur District boundary Malthouse Sompting Fringe site boundary A27 Meadow Principal road Public right of way Sompting Village Watercourses and open water Sompting Recreation Existing public greenspace Ground Sompting Ecological designations Sompting Local Nature Reserve

SSSI Sompting Village Primary School SNCI

Ecological network links

Core habitat

Hamble Recreation Ground Recommended further surveys Loose Lane • Arable Weeds • Badger • Great Crested Newt • Breeding Bird Adjoining fields, reedbed East Worthing boundary features and water • Reptile bodies provide buffering role • Invertebrate to Lower Cokeham Ditches and Reedbed SNCI • Bat Lower Cokeham

Lower Cokeham

Figure 12d - Sompting Fringe: Opportunities and constraints - ecological issues

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Sompting Fringe - indicative development principles © Crown Copyright and database right (2012). Ordnance Survey 1000024321 and 100018824

Figure 12f shows indicative development principles for the Sompting Fringe site. Green infrastructure principles • The core biodiversity corridor along the eastern boundary of the site is retained and enhanced as part of the network of valuable wetland/scrub habitats along the eastern fringe of the Sompting Gap • The open space along the eastern edge of the site extends and links with the Hamble Recreation Ground, providing opportunities for circular walks through the development and on into the Gap along Loose Lane • Existing habitats - meadow, wetlands (ponds/ditches) hedgerow and arable field margins - are enhanced and extended as part of the GI strategy for the site. Figure 12e- Surface Water Flooding Development principles Sompting Fringe site Surface water flooding in 30 yrs • Analysis of the views from sensitive viewpoints and the historic field pattern has informed the form of the blocks Surface water flooding in 200 yrs of housing, so that they follow the grain of the landscape and ‘elongated block’ structure of the surrounding Historic surface water flooding fields. Historic sewer flooding point • Tree clump ‘islands’ soften the built edge of the development and provide a visual screen at key visually sensitive locations (in views from Cissbury Ring, Hill Barn Golf Course, Steep Down and The Nore). The aim is to create a high quality built/landscape interface, while reinforcing the inherently open, expansive local landscape character in the centre of the Sompting Gap. The existing tree clump on Loose Lane is retained and extended. • The open space within the development along Loose Lane is orientated to provide long views to the Gap, framed by the tree clump to the west. • In places the arable landscape sweeps up to the edge of the development, reinforcing the inherent open arable character of the area • Off site planting in hedgerows to the west, together with the positive use of the strip of farmland to the west of the site as new publicly accessible greenspace, strengthens the contrast between field patterns in the open arable farmland to the centre of the Gap and the smaller scale fields surrounding the village of Sompting. This landscape strategy enhances the landscape setting of the Sompting Conservation Area and the character of the farmland within the narrow part of the Gap along West Street 33

Adur District boundary Malthouse Google licence - JCPMB8T1Z8S2M11 Sompting Fringe site boundary A27 Meadow Principal road Public right of way Sompting Village Watercourses and open water Sompting Recreation Potential development areas Ground Sompting Built frontages New public greenspace Vehicular access

Pedestrian/cycle access Sompting Village Primary School New tree and hedgerow planting Existing vegetation retained within site boundary

Hamble Recreation Ground East Worthing

Loose Lane Lower Cokeham

Figure 12f - Sompting Fringe: Indicative development principles © Crown Copyright and database right (2012). Ordnance Survey 100024321 & 100018824 34

7 A2

New Monk’s Farm Google licence - JCPMB8T1Z8S2M11

The New Monk’s Farm site is farmland to the east of Lancing and to the south of the A27. The route of Mash Barn Lane provides a point of reference between the present day landscape and the historic (1879) map and marks the

A 2 edge of a landscape which has a relatively small scale field pattern on the outer fringes of the Adur Estuary. This area 8 3 is now the site of Shoreham Airport (alongside the Adur) and a golf course (which is currently under construction)A27 adjacent to Mash Barn Lane. Landscape and visual issues This part of the Lancing Gap has relatively low landscape sensitivity and is less visible (than other parts of the Gap) in sensitive views. The edge of Lancing, together with trees and derelict barns along Mash Barn Lane, are visible in the distance in long views across the Gap from Mill Hill and the Old Shoreham Tollbridge (Views 12 and 14) and the central part of the site (to the east of Mash Barn Lane) is prominent in views from Hoe Court Farm (View 10). See Figure A6 on p25 Technical Annex A for the location of these viewpoints. The small pastures along the stream to the north of the site have a secluded, enclosed character, which contrasts Figure 13a - New Monk’s Farm - Aerial view with the fields to the south and east. Mash Barn Lane is a natural landscape ‘edge’.Lancing The fields between the edge of © Crown copyright. All Rights Reserved, 40013084 Lancing and this lane contribute little to the landscape setting of Lancing or to the integrity of landscapes within the Strategic Gap, but the fields to the east of Mash Barn Lane, which form part of the central landscapes of the Gap, make an important contribution to its sense of openness and ‘greenness’, particularly in views from the A27.

2 The Downs form a backdrop to views from the site and Lancing College Chapel is a striking landmark on the0 edge 2 of the Adur valley. There are open views right across the Lancing Strategic Gap from the eastern part ofA the site to the River Adur and Shoreham Ecological issues The most important biodiversity habitats are the network of streams and ditches which flow eastwards through 9 the small pastures to the north west of the site and along Mash Barn Lane. These form part of a wider network of A25 water bodies between Lancing and Shoreham Airport. To the east of Mash Barn Lane, the newly constructed golf course comprises habitats which are of lower ecological value, although the narrow corridors of riparian habitats which run across this area are valuable. Figure 13d shows the network of riparian habitats, which should be retained and managed as part of an ecological network of habitats linking through the site to the east and also to the south (where the wetlands link to streams under the railway line) and out towards the English Channel. Figure 13b - 1879 OS Map (1:10,560)

M 0 125 250 500 °

Adur District Boundary Adur District Council Project Site Boundaries

The Ecology Consultancy

Landscape and Ecological Surveys of Key Sites within the Adur District

Template C - Lancing Gap - Aerial view 35

New Monk’s Farm site New Monk’s Farm site

View west across Lancing Gap from Mill Hill (View 12) View south along lane to future golf course area from Hoe Court Farm (View 10)

View east towards Shoreham Airport

View east towards derelict farm buildings on Mash Barn Lane View west from Mash Barn Lane to houses on edge of East Lancing 36

SDNP boundary © Crown Copyright and database right (2012). Ordnance Survey 1000024321 and 100018824 Adur District boundary North Lancing New Monk’s Farm site boundary A27 Principal road Public right of way Watercourses and open water Existing public greenspace Conservation Area Lancing Manor Listed Building Park Landscape character areas (Lancing Gap) 1. New Monk’s Farm 2. Saltworks Lane Barn Mash 3. Shoreham Airport 4. NE Adur Fringe 5. SW Adur Fringe

6. New Salts Farm A2025 7. Hasler Fringe 8. Old Salts Farm Fringe Shadwells Recreation Ground Key visual connection Existing vegetation defining edges of local viewshed Local landmark (landscape) Lancing Local landmark (building/structure) Poor quality urban edge Visually intrusive element

Figure 13c - New Monk’s Farm: Opportunities and constraints - landscape and visual issues

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Adur District boundary © Crown Copyright and database right (2012). Ordnance Survey 1000024321 and 100018824 New Monk’s Farm site boundary North Lancing Principal road Public right of way A27 Watercourses and open water Existing public greenspace

Ecological designations Local Nature Reserve Lancing Manor Park SSSI SNCI Retain and enhance network of ditches/streams as part of sustainable drainage system Ecological network links Retain and enhance the Core habitat mosaic of small fields, ditches, woodland and scrub in the NW corner of site

A2025 Recommended further surveys • Breeding Bird • Winter Bird Shadwells • Water Vole Recreation Ground • Great Crested Newt • Invertebrate • Badger

Lancing • Bat Lane Barn Mash • Hedgerow

Figure 13d - New Monk’s Farm: Opportunities and constraints - ecological issues

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New Monk’s Farm - indicative development principles © Crown Copyright and database right (2012). Ordnance Survey 1000024321 and 100018824

Figure 13f shows indicative development principles for the New Monk’s Farm site. Green infrastructure principles • The network of streams and ditches and their adjacent floodplain pastures and woodland to the north west of the site are retained and enhanced as part of the GI/SUDS network through the site. • Mash Barn Lane is retained within a wide greenway corridor through the centre of the site, with a variety of wetland habitats alongside. This historic route provides connections to the Downs at Lancing Ring via the lane to Hoe Court Farm. There are also opportunities for circular walks to the south and east, potentially looping around the new golf course so that there is access to the centre of the Lancing Gap Figure 13e - Surface Water Flooding Development principles New Monk’s Farm site • The land to the west of Mash Barn Lane has relatively few constraints. Vehicular access from the existing Surface water flooding in 30 yrs Surface water flooding in 200 yrs residential areas may need to be controlled and the layout will be informed by the future planning decisions on Historic surface water flooding the site to the south (which is the subject of discussions about a possible future football academy). It would be Historic sewer flooding point logical to site a future school and community centre close to the existing Shadwells play area in order to forge connections between the existing and new communities. • Development on land to the east of Mash Barn Lane is beyond the natural ‘edge’ of the Gap landscape and will be visible in views from across the Gap, from Hoe Court and from the A27, particularly if it extends as far as the A27. Development areas here are shown with a dashed line because their extent (and the edge of the future golf course) is unclear. Strategically sited blocks of woodland would extend the existing wooded character of the landscape to the north west of the site and provide a distinctive ‘green’ edge, screening views to the new housing from the A27. The location of the principal vehicular access from the A27 is not yet agreed and this junction (which would be shared with a future Shoreham Airport development) would require careful landscape design so that the ‘green’ landscape character of the Strategic Gap is retained and enhanced. • There are opportunities for SUDS along the Mash Barn Lane corridor, with the wetlands giving a distinctive character to the greenspaces and providing a foreground to the superb long views to the Downs and across the Gap to the Adur. The stream and ditch corridors that thread through the site are within a fluvial floodplain and land to the north and south east is likely to be susceptible to surface water flooding. • Any ‘buffer’ landscape between the housing edge and the golf course should be included within the golf course (and managed by it). 39

Adur District boundary © Crown Copyright and database right (2012). Ordnance Survey 1000024321 and 100018824 Google licence - JCPMB8T1Z8S2M11 New Monk’s Farm site boundary North Lancing Principal road

Public right of way A27 Watercourses and open water Potential development areas Built frontages New public greenspace Lancing Manor Vehicular access Park Pedestrian/cycle access New tree and hedgerow planting Future golf course New wet meadows/wetlands as part of SUDS Existing vegetation retained within site boundary

A2025

Shadwells Recreation Ground

Lancing

Shoreham Airport

Figure 13f - New Monk’s Farm: Indicative development principles

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Land NW of the Hasler Estate - Old Salt’s Farm Google licence - JCPMB8T1Z8S2M11

This land is accessed off Old Salts Farm Road. It is part of a diverse landscape with a mixture of pastures, paddocks, tracks, gardens and a campsite which surround the historic (Grade II listed) farmhouse of Old Salts Farm. The landscape pattern of the landscape to the south and east of the farmhouse (which is within the site) persists from the 19th century. It is bounded by a stream flowing east - west across the site. To the south of the stream, the landscape fringing the Hasler estate is a mosaic of rough scrub, damp woodland and pasture. Landscape and visual issues The site has medium/medium-low landscape sensitivity, but its relatively enclosed character, which appears ‘wooded’ in long distance views across the gap (eg views 7, 8, 10 and 12) contrasts with other parts of the Lancing Gap and contributes to the landscape setting of Lancing. See Figure A6 on p25 Technical Annex A for the location of these viewpoints. Overall the site has an enclosed, secluded character, although there are local views eastwards across the southern part of the Lancing Gap to New Salts Farm (which is visible above the roof-lines of houses on the Hasler Estate). Figure 14a - Old Salts Farm - Aerial view The open fields towards the eastern part of the site have long views towards the Downs; Lancing College Chapel © Crown copyright.copyright and All Rightsdatabase Reserved, rights Ordnance 40013084 Survey 2012. All Rights Reserved, 543313445 is a landmark on the edge of the Adur Valley, visible from fields towards the east of the site.. The existing interface between houses on the edge of the Hasler Estate and the open fields to the north is visually stark and seems ‘odd’, with streets dead-ending onto the scrub/woodland and fields to the north. Ecological issues The site comprises a diverse range of habitat types, including wet woodland, scrub, poor semi-improved grassland and a range of riparian habitats along a series of ditches that flow eastwards. The riparian habitats provide a valuable ecological network, particularly where they are adjacent to a mosaic of scrub, meadow and woodland habitats. The wetland corridor provides a valuable GI function and allows the movement of wildlife species from the urban fringe to the open countryside and beyond to the SDNP.

Figure 14b - 1879 OS Map (1:10,560) 41

View south towards existing houses off Old Salts Road View north to Downs from meadow off Bristol Avenue, Hasler Estate

Mosaic of scrub, meadow, woodland and wetland, off West Avenue , Hasler Estate

Old Salts Farm site (beyond railway) Old Salts Farm site (beyond railway) The Old Salts Farm site has a relatively enclosed, ‘wooded’ character in long views across the Lancing Gap from the Downs

View south east across Lancing Gap from near Lancing Ring (View 8) View south across Lancing Gap from Hoe Court Farm (View 10) 42

SDNP boundary © Crown Copyright and database right (2012). Ordnance Survey 1000024321 and 100018824 Adur District boundary Shoreham Airport Old Salts Farm/Land NW Hasler site boundary Principal road Public right of way Watercourses and open water Lancing Existing public greenspace Conservation Area Listed Building Brooklands Park Landscape character areas (Lancing Gap) 1. New Monk’s Farm 2. Saltworks Larkfield Close East Lancing 3. Shoreham Airport Recreation Ground Recreation Ground 4. NE Adur Fringe 5. SW Adur Fringe Hasler Estate 6. New Salts Farm 7. Hasler Fringe Old Salts Farm Road 8. Old Salts Farm Fringe Seaside Primary Widewater Lagoon Key visual connection School A259 Nature Reserve Existing vegetation defining edges of local viewshed Local landmark (landscape) Local landmark (building/structure) Poor quality urban edge

Visually intrusive element English Channel

Figure 14c - Old Salts Farm/Land NW Hasler Estate: Opportunities and constraints - landscape and visual issues

0 50 100 200 43

Adur District boundary © Crown Copyright and database right (2012). Ordnance Survey 1000024321 and 100018824 Shoreham Airport Old Salts Farm/Land NW Hasler Estate site boundary Principal road Lancing Public right of way Watercourses and open water Existing public greenspace

Ecological designations Local Nature Reserve Brooklands SSSI Park SNCI Old Salts Farm Road Areas of inundated East Lancing grassland Retain and enhance riparian Ecological network links Larkfield Close habitats and the associated Recreation Ground Recreation Ground Core habitat woodland/scrub/grassland and tall herb mosaics

Recommended further surveys Hasler Estate • Breeding Bird • Winter Bird • Water Vole Seaside Primary Widewater Lagoon School Nature Reserve • Great Crested Newt A259 • Aquatic Plants • Invertebrate • Reptile • Badger • Bat English Channel

Figure 14d - Old Salt’s Farm/Land NW Hasler Estate: Opportunities and constraints - ecological issues

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Land NW of Hasler Estate: Old Salts Farm - indicative development principles © Crown Copyright and database right (2012). Ordnance Survey 1000024321 and 100018824

Figure 14f shows indicative development principles for the Land NW of the Hasler Estate/Old Salts Farm site. Green infrastructure principles • The network of ditches and riparian habitats across the site is retained as a GI corridor, connecting the urban fringe with habitats along the railway embankments and beyond. This corridor also provides extensive opportunities for SUDs, which will be essential on this low lying site. • There may be potential opportunities for pedestrian connections between the development areas and the existing adjacent residential areas, as well as for circular walks along the GI corridor. Improvements to the existing at-grade railway crossing at the end of Old Salts Farm Road (just south of North Barn) would Figure 14e - Surface Water Flooding transform the accessibility of the western half of the Lancing Gap, with opportunities for walks between this Land NW of Hasler Estate neighbourhood and that of the New Monk’s Farm site to the north. Surface water flooding in 30 yrs Development principles Surface water flooding in 200 yrs Historic surface water flooding • The historic map shows that the field pattern surrounding Old Salts Farmhouse persists today, with the stream Historic sewer flooding point forming the natural boundary of the landscape setting to the farmhouse. This historic landscape setting to the listed building is retained and enhanced, with hedgerows and woodland planting to contain and frame local views. • Development in the SW corner of the site (to the SW of the track around the farmhouse) does not impinge on the landscape setting of the listed building and is not visible from any sensitive views. • A broad GI corridor connects the riparian habitats through the site, incorporating a diverse range of adjacent scrub, meadow and woodland habitats alongside and providing extensive areas for SUDs to counteract the low-lying, flood prone character of the site, which is entirely within the fluvial floodplain. • The existing wet woodland is retained and supplemented by new woodland planting to the north of the corridor, ensuring new woodland belts reinforce the enclosed, wooded character of this part of the Lancing Gap and integrating the new residential areas. • There is an opportunity to connect the development in this site with that of the land to the NW of the Hasler Estate, to the north of Broadway Park (mobile homes). 45

Adur District boundary © Crown Copyright and database right (2012). Ordnance Survey 1000024321 and 100018824 Google licence - JCPMB8T1Z8S2M11 Land NW Hasler estate site boundary Shoreham Airport Principal road Public right of way Watercourses and open water Ref Indicative Development Potential development areas Existing at grade railway crossing Principles for Land NE Hasler (requires upgrade) Estate Built frontages New public greenspace Vehicular access Brooklands Pedestrian/cycle access Park

New tree and hedgerow planting Old Salts Farm Road New wet meadows/wetlands as part of SUDS Existing vegetation retained within site boundary

Hasler Estate

Widewater Lagoon A259 Nature Reserve

Lancing

English Channel

Figure 14f - Land NW Hasler Estate/Old Salt’s Farm: Indicative development principles

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Land NE of the Hasler Estate - Off New Salts Farm Road Google licence - JCPMB8T1Z8S2M11

This part of the Lancing Strategic Gap is subdivided by New Salts Farm Road, which crosses the open fields between the A259 and Shoreham Airport via a low bridge under the railway. As the 1879 OS map shows, this road marks the alignment of the outer historic flood embankment. The distinctive, sinuous alignments of other historic flood defences are visible as curving boundaries within the farmland to the east of the road; the farmland here has a more distinctive, irregular (historic) pattern than the large arable fields to the west of New Salts Farm Road and there are meandering watercourses and marshy scrapes within the pastures. Landscape and visual issues This flat farmland is highly visible in local views from the A259 and New Salts Farm Road. The open character of the landscape, with relatively poor hedgerow enclosure, contributes to its overall visibility. In long distance views from the Downs (eg View 9 - See Figure A6 on p25 Technical Annex A for viewpoint location) the open fields provide a valuable ‘slice of green’ separating the urban areas to the south from the buildings of Shoreham Airport. The smaller fields to the east of New Salts Farm Road also contribute to the setting of the Adur Estuary, the most important landscape feature in the area, and form part of the gateway to Shoreham and South Lancing at the edge Figure 15a - Land NE Hasler Estate - Aerial view of the Estuary crossing. © Crown copyright. All Rights Reserved, 40013084 Trees along the railway embankment to the north and the conifer belt along the edge of the Adur Recreation Ground provide some enclosure to the north and east, but overall, the farmland feels exposed and there are views to Shoreham Airport, the Downs and Lancing College Chapel to the north; to the south, there is an abrupt interface with housing in South Lancing. New Salts Farm is a local landmark and there is a striking view to the historic Terminal Building (Grade II* listed) at Shoreham Airport from the A259 roundabout. Ecological issues The site is dominated by poor, semi-improved grassland. The most important areas of ecological (and hydrological) interest are the networks of ditches and streams that flow across the site towards the River Adur. The riparian habitats alongside the water courses are also valuable, particularly areas of reedbed and tall herb/scrub adjacent to the widest stream in the fields to the east of New Salts Farm Road. The area has well connected habitat networks along the wetland corridors and also to the wetland (ditch) and woodland/scrub habitats along the railway embankments to the north of the site. These ecological corridors through the site link the land to the north of the railway to the Adur Estuary. Figure 15b - 1879 OS Map (1:10,560) 47

Lancing Strategic Gap Land NE Hasler site (beyond railway)

View south east from the Downs at Lancing Ring (SDNP)

View south west towards South Lancing from New Salts Farm Road View north east towards Shoreham Airport & the Downs

Head of the inlet from the Adur Estuary View north and north east towards New Salts Farm and Shoreham Airport 48

SDNP boundary © Crown Copyright and database right (2012). Ordnance Survey 1000024321 and 100018824 Adur District boundary Shoreham Airport Land NE Hasler Estate site boundary Shoreham-by-Sea Principal road Shoreham Airport Public right of way Terminal Building Watercourses and open water Existing public greenspace Conservation Area Listed Building Adur Recreation Ground Landscape character areas (Lancing Gap) New Salts Farm Road 1. New Monk’s Farm Adur Estuary 2. Saltworks 3. Shoreham Airport 4. NE Adur Fringe 5. SW Adur Fringe New Salts Farm 6. New Salts Farm Brooklands 7. Hasler Fringe Park Beach 8. Old Salts Farm Fringe Green East Lancing South Lancing Recreation Ground Key visual connection Existing vegetation defining edges of local viewshed Hasler Estate Local landmark (landscape) Local landmark (building/structure) A259

Poor quality urban edge English Channel Visually intrusive element Widewater Lagoon Nature Reserve

Figure 15c - Land NE Hasler Estate: Opportunities and constraints - landscape and visual issues 49

Adur District boundary © Crown Copyright and database right (2012). Ordnance Survey 1000024321 and 100018824 Land NE Hasler Estate site boundary Shoreham Airport Principal road Shoreham-by-Sea Public right of way Watercourses and open water Existing public greenspace

Ecological designations Local Nature Reserve Adur Recreation SSSI Ground SNCI New Salts Farm Road Adur Estuary Ecological network links

Core habitat Retain and enhance riparian habitats and the associated Brooklands marginal, tall herb and scrub Recommended further surveys Park vegetation • Breeding Bird Beach Green • Winter Bird East Lancing Recreation Ground South Lancing • Water Vole • Great Crested Newt • Aquatic Plants • Invertebrate Hasler Estate A259 • Reptile Widewater Lagoon English Channel • Badger Nature Reserve • Bat

Figure 15d - Land NE Hasler Estate: Opportunities and constraints - ecological issues 50

Figure 15f shows indicative development principles for the Land NE of the Hasler Estate site. Green infrastructure principles • The fields to the east of New Salts Farm Road are retained and managed for nature conservation, with public access along the stream, linking to existing footpaths along the Adur. Additional footpath links southwards connect to existing footpaths to Widewater Lagoon at the coast. • The existing isolated wetland area in the fields to the west of New Salts Farm Road is incorporated as part of a chain of new wetlands along the road, which provide a distinctive landscape setting for the new development and a functional SUDS. Figure 15e - Surface Water Flooding Development principles Land NE of Hasler Estate • By keeping the development edge to the west of New Salts Farm Road, the historic outer edge of the floodplain Surface water flooding in 30 yrs Surface water flooding in 200 yrs is legible in the wider landscape and the fields which form the gateway to the Adur Estuary are retained as a Historic surface water flooding key part of the landscape setting of Lancing and Shoreham. This area of ‘trapped’ estuary land also retains its Historic sewer flooding point distinctive and sensitive historic field pattern, with traces of former water channels/flood embankments visible within the fields. • The new wetlands alongside New Salts Farm Road create a distinctive entrance to the development, appropriate to its edge of estuary site. New Salts Farm Road would be perceived as a ‘causeway’, with wetlands on either side, giving prominence to the landmark building. • The farmland to the east of New Salts Farm Road is particularly visible in longer views (eg from Lancing Ring) and this will be retained, but the smaller area of greenspace to the NW of New Salts Farm Road will be perceived (in long views from the north) as an extension of this ‘slice’ of greenspace, retaining the sense that there is a depth of greenspace beyond the railway/airport buildings and preventing a perceived coalescence of development. • New woodland planting along the railway embankment screens and integrates the new housing edge, extending the existing chain of woodland/scrub habitats along the railway. • New housing to the north of Broadway Park could link to (and/or form part of) new development off Old Salts Farm Road (Land NW of Hasler Estate). 51

Adur District boundary © Crown Copyright and database right (2012). Ordnance Survey 1000024321 and 100018824 Google licence - JCPMB8T1Z8S2M11 Land NE Hasler Estate site boundary Principal road Shoreham-by-Sea Shoreham Airport Public right of way Shoreham Airport Watercourses and open water Terminal Building Potential development areas Built frontages New public greenspace Adur Recreation Vehicular access Ground Pedestrian/cycle access Existing vegetation retained within site boundary Adur Estuary New tree and hedgerow planting New wetland/reeds as part of SUDS

Brooklands Park

South Lancing Hasler Estate

A259

English Channel Widewater Lagoon Nature Reserve

Figure 15f - Land NE Hasler Estate: Indicative development principles 52

Google7 licence - JCPMB8T1Z8S2M11 Shoreham Airport A2

The site is adjacent to the River Adur on the eastern margins of Shoreham Airport. It connects the existing line of airport buildings, which are set out in a line adjacent to (and emphasising the alignment of) the railway and the separate group of industrial/commercial buildings which developed in the NE corner of the airport, adjacent to the A27 and the River Adur. The airport has developed on the former marshy land beside the Adur. It was first used in 1913, but the terminal building dates from 1936 and the airport developed during the inter war and WWII periods.

A 2 Landscape and visual issues 8 A27 3 The completely flat open and ordered airport landscape contrasts with the glinting natural curve and textured pattern of the River Adur and its mudflats alongside. This is the most accessible part of the Lancing Gap - the only footpath through the centre of the Gap and one that links an urban area to the South Downs Way (via the Downs Link path) runs along the flood embankment of the River Adur, providing close range (high sensitivity) panoramic views across the open airport to the Downs and Lancing College Chapel (a Grade I listed building), to the railway bridge and historic Shoreham Tollbridge (Grade II*) across the Adur and right across the Lancing Gap to Lancing in the west. Local landmarks are Ricardo’s buildings on the industrial estate in the NE corner of the airport, the 1930s Figure 16a - Shoreham Airport - Aerial view Terminal Building at Shoreham Airport (Grade II*) and St Nicholas’ Church in Old Shoreham (Grade I). There is © Crown copyright. All Rights Reserved, 40013084 also a Scheduled Ancient Monument (a WWII dome trainer) to the NW of the airfield. The curve of the river against the open green landscape of Shoreham Airport is also the focus of longer high Lancing sensitivity views from the SDNP eg views 9, 11 and 12 and the area has exceptionally high visual sensitivity (see Section 3). Figure A6 on p25 Technical Annex A shows the location of these viewpoints. The inherent open character of the Shoreham Airport landscape means that it is difficult to mitigate the impacts of development

without changing its distinctive local landscape character.5 The area makes a strong contribution to the impression

0 of open, extensive greenspace in the Lancing Strategic2 Gap, enhancing the sense of separation between Shoreham A and Lancing and providing a striking landscape setting for the lower stretches of the River Adur as it winds towards the sea. Ecological issues

The closely mown grass and tarmac runways of the airport have limited ecological interest, but the site is adjacent 9 A25 to the Adur Estuary SSSI (nationally important for its mosaic of estuarine habitats, including saltmarsh and inter- tidal mudflats) and may provide a supporting role in terms of wintering/wading birds.

Figure 16b - 1879 OS Map (1:10,560)

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Adur District Boundary Adur District Council Project Site Boundaries

The Ecology Consultancy

Landscape and Ecological Surveys of Key Sites within the Adur District

Template C - Lancing Gap - Aerial view 53

Panoramic view to Shoreham Airport, the Downs and the River Adur from the footpath along the Adur embankment (View 13)

Gateway view across the Lancing Gap from the A27 (road) bridge over the River Adur View west across Shoreham Airport from the Shoreham Tollbridge (View 14)

Saltmarsh vegetation in the Adur Estuary Looking south east from the Adur footpath to the railway Remains of a WWII pill box - one of a sequence along the Adur path 54

SDNP boundary Shoreham Technical Park Adur District boundary A27 Shoreham Airport site boundary Ricardos St Nicholas’ Church Principal road Shoreham Tollbridge Public right of way Watercourses and open water Old Shoreham Existing public greenspace Conservation Area WWII Dome Trainer Listed Building Scheduled Ancient Monument Landscape character areas (Lancing Gap) 1. New Monk’s Farm 2. Saltworks River Adur 3. Shoreham Airport 4. NE Adur Fringe 5. SW Adur Fringe 6. New Salts Farm 7. Hasler Fringe 8. Old Salts Farm Fringe Shoreham Airport Key visual connection Existing vegetation defining edges of local viewshed Local landmark (landscape) Shoreham Airport Local landmark (building/structure) Terminal Building Poor quality urban edge Visually intrusive element

Adur Recreation Ground Figure 16c - Shoreham Airport: Opportunities and constraints - landscape and visual issues 55

Adur District boundary A27 Shoreham Airport site boundary Shoreham Technical Park Principal road Public right of way Watercourses and open water Old Shoreham Existing public greenspace

River Adur Ecological designations Retain and improve existing ecological Local Nature Reserve network links along SSSI Adur Estuary SSSI SNCI

Ecological network links

Core habitat Site is likely to provide a supporting role to Adur Estuary SSSI in terms of wintering/wading birds Recommended further surveys • Winter Bird Shoreham Airport

Adur Recreation Adur Recreation Ground Ground Figure 16d - Adur Estuary: Opportunities and constraints - ecological issues

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Figure 16f shows indicative development principles for the Shoreham Airport site. Green infrastructure principles • A buffer adjacent to the Adur Estuary SSSI will be required - the width of this buffer will need to be agreed in consultation with statutory agencies and in conjunction with proposed flood mitigation works. • The existing GI links (public right of way and ecological network) along the Adur Estuary will be retained Development principles • Given the exceptionally high visual sensitivity of this landscape and the iconic nature of views to and along the River Adur valley, development on this site would be visually intrusive and detrimental to a range of Figure 16e - Surface Water Flooding highly sensitive views. Development extending along the river’s edge would also compromise the perception Shoreham Airport site of extensive open greenspace across the Lancing Strategic Gap and could reduce the perceived sense of Surface water flooding in 30 yrs separation between Shoreham and Lancing. Surface water flooding in 200 yrs Historic surface water flooding • Figure 16f shows the alignment of key sensitive views from the Lancing Ring and Mill Hill areas of the SDNP. Historic sewer flooding point The focus of these views is the open land adjacent to the river and the striking natural curve of the river seen against the open greenspace of the airfield Gateway views from the A27 road bridge and the Shoreham Tollbridge (view 14) are also influential and reinforce the need to conserve the central and southern part of the site. Figure 16f also highlights the close range views along the river corridor (eg View 13) and the landscape settings of the historic buildings near the site (particularly the Shoreham Airport Terminal Building and Shoreham Tollbridge). This central/southern part of the site also contributes to the landscape setting for Lancing College Chapel (view 11). • The only parts of the site where development could be accommodated without detriment to these sensitive views are zones to the north and south, although Figure 16f indicates approximate areas where further development might be accommodated beyond the site boundary. In the northern zone there would be some scope to mitigate the impacts of development adjacent to the existing industrial area and to the south, additional development would be viewed within the context of the existing block of airport buildings (reinforcing the dominant alignment of the railway). However even in these locations, there is a risk that development could compromise the visual integrity of the Lancing Strategic Gap and gateway views along the River Adur. • Any development in this sensitive location should incorporate the use of green roofs on buildings to mitigate visual impacts and increase the biodiversity value of the development. An open biodiverse roof would be ideal, providing either a meadow design (for ground nesting birds) or a gravel floodplain design (for invertebrates). Relevant extracts from the visibility assessment - Technical Annex A 57

Shoreham Airport site SDNP boundary Google licence - JCPMB8T1Z8S2M11 Strategic Gap Adur DC boundary LCAs Areas visible from sensitive viewpoints Direction of view

View south east from the Downs at Lancing Ring (SDNP) - View 9

Shoreham Airport site Google licence - JCPMB8T1Z8S2M11

View south east from Lancing College Chapel (SDNP) - View 11

Shoreham Airport site Google licence - JCPMB8T1Z8S2M11

View west from the Downs at Mill Hill (SDNP) - View 12 58

Downs Link path Adur District boundary Google licence - JCPMB8T1Z8S2M11

Shoreham Airport site boundary A27 Shoreham Technical Park Principal road Public right of way Shoreham Tollbridge Watercourses and open water River Adur Footpath Old Shoreham Potential development areas within site Potential development areas outside current site WWII Dome Trainer Vehicular access Scheduled Ancient Monument Key heritage assets with views to the site River Adur New tree and hedgerow planting Development in this location could be accommodated if Existing vegetation retained within site boundary carefully designed Important local views Focus of high sensitivity views from Lancing Ring area Focus of high sensitivity views from Mill Hill area

Shoreham Airport Buffer between development and Adur Estuary SSSI

Shoreham Airport Shoreham Airport Municipal Hangar Terminal Building

Adur Recreation Ground

Figure 16f - Shoreham Airport: Indicative development principles

0 50 100 200 6 Assessment of resulting landscape and ecological impacts 59

Google licence - JCPMB8T1Z8S2M11 6.1 Resulting landscape and ecological impacts This final section considers the resulting landscape and ecological impacts of development on the six potential allocation sites, based on an assumption that such development is in accordance with the indicative development principles (and layouts) set out in Section 5. Landscape and ecological impacts are shown in Table 6.1, which covers an assessment of the individual impacts of the development layouts shown in Figures 11f - 16f on an individual basis and does not take account of the cumulative impacts of these development, which could be implemented in various combinations. Nor does it take account of the predicted impacts of a future shared vehicular access off the A27 for the Shoreham Airport and New Monk’s Farm potential allocation sites, as the location of such an access has not been agreed. A potential development of a football academy on the area immediately to the south of the New Monk’s Farm site is under consideration (at the time of writing) and could have significant landscape/visual impacts on perceptions of landscapes within the Lancing Strategic Gap. Such impacts have not been considered individually Adur Recreation or cumulatively (with the six potential allocation sites Ground that are part of the current study) in this report.

Shoreham Airport Terminal Building (1936) 6.2 Other relevant considerations This landscape and ecological assessment contributes to 60 Table 6.1 - Summary of resulting potential landscape and ecological impacts

Potential allocation sites Resulting landscape impacts Resulting ecological impacts Sompting North This development could be accommodated with minimal landscape Development would not be expected to result in significant and visual impacts and could be integrated without detriment to the ecological impacts, as long as the existing woodland/hedgerow landscape setting of the Sompting Conservation Area. habitats are buffered and GI links are retained across the site.

Sompting Fringe Development would result in a slight reduction in the perceived The development would result in the extension and enhancement extent of the Sompting Strategic Gap in some sensitive views from of existing habitats - meadow, wetlands (ponds/ditches) hedgerow the SDNP (views 1, 2, 4 and 5) but would enhance the existing stark and arable field margins within and adjacent to the site and could built/landscape interface on the edge of Sompting and would provide also lead to the enhancement of ecological habitats and connectivity much needed public access to the landscapes of the Sompting Gap. along the eastern fringes of the Sompting Gap.

New Monk’s Farm Development to the east of Mash Barn Lane would be visible in There has been some loss of wetland habitats as a result of the some long views across the Lancing Gap, but the new buildings landform remodelling for the future golf course to the east of the would be partially screened by new planting and a high quality site. This development would provide the opportunity to restore housing/landscape interface would allow a positive relationship a functional wetland system, with new wetland/riparian habitats between development and the landscapes of the Gap, with public associated with the SUDs system. access to footpaths and views. This assessment assumes that views to the site from the A27 would be screened by woodland so that there are no detrimental impacts on the perceived scale and ‘greenness’ of the Strategic Gap

Land NW of Hasler Estate Development on this site could be accommodated without The network of ditches and riparian habitats across the site could be detriment to the landscape and visual character of this relatively retained as a GI corridor, connecting the urban fringe with habitats enclosed part of the Lancing Gap. Development areas could be along the railway embankments and beyond. A broad GI corridor ‘slotted’ between areas of retained woodland/scrub and new belts could be designed to connect the riparian habitats through the site, of woodland would screen views to housing while conserving incorporating a diverse range of adjacent scrub, meadow and woodland landscape character. There would be opportunities to provide an habitats alongside and providing extensive areas for SUDs. Overall the excellent multi-functional GI corridor, with much needed public loss of habitats would be balanced by the creation of new riparian/ access. wetlands associated with the SUDs system for new development. It would be important to retain the diversity of habitats adjacent to and connected by the wetland corridor through the centre of the site. 61

Potential allocation sites Resulting landscape impacts Resulting ecological impacts Land NE of Hasler Estate This development would be highly visible from local roads (A259 The fields to the east of New Salts Farm Road would be retained and and New Salts Farm Road) and is in a relatively open landscape managed for nature conservation, ensuring the conservation of the towards the fringes of the Adur Estuary. It would result in a change networks of ditches and streams that flow across the site towards to the inherent landscape character, but with positive benefits the River Adur. The existing isolated wetland area in the fields to in terms of public access and the development of an enhanced the west of New Salts Farm Road would be incorporated as part of built/landscape interface in this part of South Lancing. There are a chain of new wetlands along the road. These new wetland habitats not predicted to be detrimental impacts on key views across the would provide a valuable new ecological corridor to the west of New Lancing Gap. Development here could provide the catalyst for the Salts Farm Road sustainable management of land to the east of New Salts Farm Road for public access and nature conservation purposes, with further scope for enhancements to the adjacent Adur Recreation Ground and the footpaths on the edge of the Estuary.

Shoreham Airport From a landscape and visual perspective, this is an exceptionally The development of the Shoreham Airport site is not predicted to sensitive site, which is the focus for gateway views to and along the result in detrimental ecological impacts. Adur valley. The key component landscape element in these views A buffer adjacent to the Adur Estuary SSSI would be required - the is the natural curve of the River Adur which is seen against the width of this buffer would need to be agreed in consultation with contrasting open greenspace of the adjacent airfield. This simple statutory agencies and in conjunction with proposed flood mitigation composition also contributes to the landscape setting of four listed works. buildings and is the foreground to gateway views from a series of bridges across the Adur (the A27, the railway bridge and the Shoreham Tollbridge). The site is adjacent to the only public right of way which crosses the Lancing Gap and one which has additional value because it connects the urban areas of Lancing and Shoreham- by-Sea with nationally promoted routes within the SDNP (the Downs Link and subsequently the South Downs Way). Development along the River Adur would block views across the Lancing Gap, effectively disconnecting the towns of Lancing and Shoreham-by-Sea from their distinctive landscape setting. 62

the overall assessment of site suitability for sustainable recreational facilities and greenspaces - development because the indicative development to meet adopted standards for proximity to principles demonstrate how development on these residential areas. New development sites may sites can promote a high quality environment, which offset existing deficiencies conserves and enhances natural environmental • Flood risk - and predicted changes to natural assets. Through provision of green infrastructure, the watercourses and the water cycle as a result of development sites can also promote healthy lifestyles climate change and improved access to local greenspaces. The indicative layouts also suggest the extent to which the • Restrictions due to airport function - eg noise new development can create balanced and integrated contours, building height restrictions etc. communities, in terms of the interface with existing • Socio-economic factors - including contribution residential areas. to identified sustainable patterns of economic However, it should be noted that the study focuses growth and proximity to public transport and on landscape and ecological issues and does not employment. take account of other factors, which will be part of the balance of issues to be taken into account in making judgements about the suitability of sites for development. These factors include: • Archaeological and historic importance, which will be particularly relevant at New Monk’s Farm (where the historic maps suggest evidence of medieval saltworks in the eastern part of the site); Old Salts Farm (where Old Salts Farmhouse is a historic farmstead on an ‘island’ of higher land within the coastal plain); and Shoreham Airport, where the settings of five listed buildings and a Scheduled Ancient Monument should be considered). • Transport planning - arrangements for access, traffic circulation, junction capacity etc • Requirements for public access to

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